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HomeMy WebLinkAbout18446 Staff Report Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 1 of 16 Application No. 18446 Type Site Plan Project Name Palisades Multi-Family Site Plan Summary A Site Plan application to construct an 18-unit apartment building and a 7- unit rowhouse building and site improvements Zoning R-4 Growth Policy Residential Parcel Size .301 acres Overlay District(s) None Street Address 1585 N. 25th Avenue, Bozeman, MT 59718 Legal Description Annie Subdivision Phase 2, S02, T02 S, R05 E, Lot 5B. Owner Land Link, LLC, PO Box 11811, Bozeman, MT 59771 Applicant Same as owner Representative Bechtle Architects, 4515 Valley Commons Drive, #201, Bozeman, MT 59718 Staff Planner Sarah Rosenberg Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 6/19-7/6/2020 6/19/2020 6/19/2020 N/A Advisory Boards Board Date Recommendation DRC 7/6/2020 Adequacy Recommendation Approval Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 2 of 16 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City a Site Plan (SP) to permit the construction of an 18-unit apartment building and a 7-unit rowhouse building in the R-4 (residential medium density) zoning district. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would not comply with the requirements of the BMC. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2020, Martin Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT CONDITIONS OF APPROVAL Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The site plan shall have an initial entitlement period of one year. The applicant may seek an extension of not more than one additional year. Extensions may be sought under the provisions of Section 38.230.140. DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C 10/8/2020 Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 3 of 16 3. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to West Oak Street including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to North 27th Avenue including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to North 25th Avenue including paving, curb/gutter, sidewalk, and storm drainage d. Street improvements to Tschache Lane including paving, curb/gutter, sidewalk, and storm drainage e. Intersection improvements for Tschache Lane and North 27th Avenue f. Intersection improvements for West Oak Street and Tschache Lane g. Intersection improvements for West Oak Street and North 27th Avenue The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to site plan approval. – The City has updated the SID waiver language, please contact the engineering department to receive a copy of the updated language. This comment will remain outstanding until the SID has been filed. The engineering department has provided comments to a draft waiver on 7/13/20, please make the outlined corrections, record the document, and provide a copy. 4. The Concurrent Construction encompassing the full street section of North 25th and Breeze Avenue and water main from the intersection of West Oak Street to Tschache Lane and the sanitary sewer main required to service the subject property is approved contingent upon the following being completed prior to release of building permits: i. Written approval from the fire department for concurrent construction ii. Approved Plans and Specifications from the City and State iii. An original owner executed conditional irrevocable offer of dedication for the required infrastructure. Advisory Comments 1. Plans and specifications for any fire service line must be prepared in accordance with the City’s Fire Service Line Policy by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, shall be a standalone submittal, separate from the site plan submittals. City of Bozeman applications for service shall be completed by the applicant. 2. Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 4 of 16 shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post- construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. 3. The applicant is advised to appropriately size the mechanical room to fit the water service line lay length. See the attached pdf showing the recommended mechanical room sizes based on pipe size lay lengths. Please contact John Alston (jalston@bozeman.net) the City’s water and sewer superintendent to receive the recommended mechanical room sizes based on pipe size lay lengths or additional questions arise. DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 5 of 16 Figure 1: Current Zoning Map DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 6 of 16 Figure 2: Proposed site plan DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 7 of 16 DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 8 of 16 Figure 3-6: Apartment Building Elevations DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 9 of 16 Figures 7-9: Rowhouse building elevations DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 10 of 16 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Residential Yes Zoning R-4 Yes Comments: The use of residential is allowed within the R-4 zoning district. The property is within the City’s municipal service area. Staff finds that the project does contribute to the goals of the growth policy. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: There are no current violations on the subject property 3. Compliance with regulations required 38.100.080 Meets Code? Conflicts None Yes Condominium ownership NA NA Comments: The proposed uses of the site are consistent with the allowed uses of the R-4 zone district. No specific conflicts identified. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan Yes Comments: The Palisades Site Plan is reviewed under the BMC 38.230.100, Plan Review Criteria as it conforms to the city’s growth policy, meets zoning provisions, community design provisions, and project design provisions. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Residential Yes Form and intensity standards 38.320 Yes Zoning R-4 Setbacks (feet) Structures Parking / Loading Yes Front 15 10 Rear 20 5 Side 5 5 Alley NA NA Comments: The proposed setbacks meet all R-4 zone district standards. DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 11 of 16 Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 Yes Building Height Requirements 38.320.010-.060 Yes Lot coverage 20.1% Allowed 50% Height 31’, 36’ Allowed 32’, 38’ Yes Comments: The apartment building is 31’ tall with a roof pitch at less than 3:12. The rowhouse building is 36’ tall with a roof pitch of 3:12. General land use standards and requirements 38.350 Yes Comments: All encroachments are in conformance to standards. Yes Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access Yes Traffic Impact Study / LOS Yes Transportation grid adequate to serve site Yes Yes Comments: A TIS was required for this project. The Engineering Division reviewed and signed off on the plan. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 2 Yes Street easements NA Special Improvement Districts NA NA Comments: The site is accessed from North 25th Avenue and Breeze Lane Parking requirements of 38.540 Required parking residential 48 Yes Provided parking 50 Required bicycle parking (10% of required parking) 4.8 Provided parking off street 50 On street parking 0 Comments: 50 parking space are provided on the property on a parking lot. Seven bicycle parking spaces are also provided. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within Yes DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 12 of 16 the site and between properties and activities within the neighborhood area Vehicle accesses to site 2 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, grade differences, landscaping and lighting Yes Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: Curbing, striping gutters will be installed. Concrete walkways will be installed to provide safer pedestrian connectivity. 7-foot walkways were required where parking spaces are adjacent to the walkway. Lighting complies with dark sky and lighting requirements. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: Not required for this application. All shared use paths, sidewalks and transportation facilities are noted on the plat. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) NA NA Additional Berths (min. 45 feet length) NA NA Comments: NA. No off-street loading berths are required for this use. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation NA Comments: The lot was platted with the underlying subdivision and meets lot and block length standards. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: CIL was provided. DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 13 of 16 Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: The water and sewer plan was approved by the Engineering Department Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: The Site Grading and Drainage Plan was approved by the Engineering Department. 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). NA __ ac. X __ units/ac. X 0.03 ac.= __ ac. Cash donation in-lieu(CIL) NA NA Improvements in-lieu NA NA Comments: Parkland was provided with the underlying subdivision. The property is adjacent to Rose Park. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration Yes Block Frontage Standards 38.510 Yes Comments: This project must adhere to Mixed block frontage standards along Breeze Lane, North 27th, and North 25th. Entrances, façade transparency, sidewalk width, landscaping, and building placement meet the block frontage standards. Location and design of service areas and mechanical equipment 38.520.070 Yes Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development 38.520.010 Yes Comments: The rowhouse building fronts onto North 27th Avenue. The apartment building is arranged fronting onto both Breeze Lane and North 25th Avenue. Relationship to adjacent properties 38.520.030 Yes Comments: The project fits into the residential and multifamily development of the surrounding area. Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 14 of 16 Comments: The building provides adequate circulation on the site and to adjacent properties. Sidewalks will be constructed with the project and connect to existing sidewalks to provide appropriate pedestrian circulation. Vehicle circulation will take access from the roads to the north and east of the site. Building Design Standards 38.530 Yes Comments: The building meets the standards for articulation, building entrance, and materials. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening NA Parking lot screening NA Interior parking lot landscape Yes Off-street loading spaces screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Trees for residential adjacency NA City rights-of-way and parks NA Tree plantings for boulevard ROW, drought- resistant seed NA Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW NA State ROW landscaping NA Additional NA NA Fencing and walls NA NA Comments: Street frontage landscaping complies with requirements. There is appropriate parking lot landscaping and street frontage landscaping. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 15 of 16 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA NA Proposed (sq. ft) NA Comments: No signs are proposed at this time. Any sign proposed will be required a sign permit. 8a-c. Conformance with environmental and open space objectives in articles 4-6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill Yes Grading Yes On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation NA Comments: There is an existing storm drainage system that services this site. Watercourse and wetland protections and associated wildlife habitats NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Comments: NA 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 10. Other related matters, including relevant comment from affected parties 38.220 Public Comment Comments: A public notice period was executed as per Section 38.220.420. Details regarding dates the noticing requirements were conducted can be found on page 1 of this staff report. Public comment has not been received. Total required 3750 SF Total provided 3968.5 Yes Comments: Open space is in the form of private decks and shared open space. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: All lighting meets cut off standards. DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C Staff Report Palisades Multi-Family Site Plan Application 18446 October 8, 2020 Page 16 of 16 11. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming OR Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. 38.410.060 Meets Code? Subdivision exemption NA NA Required Easements NA NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: Not applicable the project is proposed on one lot. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes Comments: One phase is proposed. DocuSign Envelope ID: 54A64B4C-B6AC-4926-BB23-D2223032057C